THE CONDO BOOK PROJECT

Flushing Garden Condominium

144-27 Sanford Avenue, Queens, NY 11355

Compare

Overview

Flushing Garden is a 131-unit condo in Queens, with 66 parking units.

  • Offering plan: Accepted April 2021 · 394 pages
  • Finishes: Granite kitchen countertops, General Electric appliances, a washer and dryer in each apartment, Delta bathroom fittings and a VRF heat pump system for heating and cooling
  • Prices: $1,056 a square foot on average, as first offered; $101.7 million in all
  • Common charges: $245–$573 a month, the sponsor's first-year estimate
  • Sponsor: Rong Xin Sanford Realty LLC, represented by Marans Newman Tsolis & Nazinitsky LLC; principals Cun Long Chen and Xin Xiang Lin
  • Neighborhood: Murray Hill, Queens
  • Subway: 12-minute walk to Flushing-Main St (7)
  • Amendments: 3, the latest in June 2023
  1. AcceptedApril 2021
  2. 3 amendments
  3. First sale
  4. Latest sale

Sales

131 of 131 units sold (100%)

$91.6 millionin sales
$989/SFaverage sale price
March 2022 – February 2026first to latest sale
UnitSoldPrice
2KFeb 11, 2026$733,140
7PJun 5, 2025$471,510
8KNov 20, 2024$845,148
2AApr 18, 2024$646,589
6AApr 2, 2024$661,863
2IAug 31, 2023$574,293
3KMay 1, 2023$728,049
2ENov 4, 2022$466,440
8POct 5, 2022$820,000
2SSep 29, 2022$496,860
2HSep 21, 2022$486,720
7CSep 16, 2022$360,360
4KSep 6, 2022$661,863
2DAug 30, 2022$743,323
3AAug 20, 2022$528,060
3CAug 20, 2022$360,360
5AAug 20, 2022$528,060
6BAug 20, 2022$354,120
6FAug 20, 2022$510,900
6OAug 20, 2022$428,220
6QAug 20, 2022$515,520
7BAug 20, 2022$354,120
7QAug 20, 2022$428,220
7RAug 20, 2022$669,620
8BAug 20, 2022$354,120
8GAug 20, 2022$510,900
8OAug 16, 2022$748,414
3IAug 15, 2022$588,549
8MAug 8, 2022$916,425
1AAug 5, 2022$467,160
3DJul 28, 2022$692,410
7KJul 26, 2022$705,780
4AJul 22, 2022$756,560
8CJul 22, 2022$496,860
4HJul 18, 2022$634,370
3SJul 8, 2022$544,764
6PJun 27, 2022$385,320
5KJun 24, 2022$865,513
7AJun 24, 2022$560,038
8JJun 24, 2022$525,417
3QJun 22, 2022$572,257
8AJun 22, 2022$748,414
7SJun 20, 2022$600,000
8NJun 17, 2022$870,604
5HJun 15, 2022$575,311
6MJun 14, 2022$501,930
2PJun 10, 2022$427,380
4NJun 6, 2022$904,206
6GJun 6, 2022$722,958
8IJun 3, 2022$608,914
6LMay 31, 2022$545,702
7EMay 31, 2022$554,946
6CMay 26, 2022$469,482
3PMay 25, 2022$420,810
7HMay 25, 2022$656,771
3NMay 23, 2022$738,231
5FMay 23, 2022$707,684
7DMay 23, 2022$789,144
7NMay 23, 2022$855,330
4DMay 20, 2022$655,000
7MMay 19, 2022$712,775
4RMay 17, 2022$743,323
3HMay 16, 2022$636,406
4LMay 16, 2022$685,282
2OMay 13, 2022$501,930
7GMay 13, 2022$646,589
2LMay 11, 2022$661,863
8DMay 11, 2022$748,414
8LMay 10, 2022$799,326
4IMay 9, 2022$595,676
3GMay 6, 2022$697,501
5BMay 6, 2022$524,399
8EMay 5, 2022$605,859
2NMay 4, 2022$763,688
3EMay 4, 2022$524,399
6DMay 3, 2022$784,053
6HMay 3, 2022$649,644
4SApr 28, 2022$641,498
5GApr 28, 2022$610,950
5IApr 27, 2022$598,731
6IApr 27, 2022$616,041
6EApr 25, 2022$534,581
3MApr 22, 2022$605,859
4EApr 22, 2022$588,549
4JApr 22, 2022$486,720
5EApr 22, 2022$590,585
6SApr 22, 2022$610,950
3BApr 20, 2022$441,090
4OApr 20, 2022$636,406
7JApr 20, 2022$501,930
5MApr 19, 2022$677,136
8HApr 19, 2022$656,771
2GApr 18, 2022$753,505
7OApr 18, 2022$661,863
8FApr 15, 2022$682,228
5LApr 14, 2022$692,410
5PApr 14, 2022$456,300
3RApr 13, 2022$738,231
5SApr 12, 2022$600,768
7IApr 12, 2022$491,790
2CApr 11, 2022$446,160
2JApr 11, 2022$481,650
5OApr 11, 2022$580,403
5RApr 8, 2022$797,290
6RApr 8, 2022$753,505
SC-1Apr 8, 2022$11,016,480
SC-2Apr 8, 2022$11,016,480
SC-3Apr 8, 2022$11,016,480
SC-4Apr 8, 2022$11,016,480
SC-5Apr 8, 2022$11,016,480
SC-6Apr 8, 2022$11,016,480
SC-7Apr 8, 2022$11,016,480
SC-8Apr 8, 2022$11,016,480
2RApr 7, 2022$743,323
4FApr 7, 2022$610,950
5DApr 7, 2022$834,965
5JApr 7, 2022$493,311
7LApr 6, 2022$712,775
5NApr 5, 2022$834,965
2BApr 1, 2022$425,880
3LMar 31, 2022$773,870
4CMar 31, 2022$446,160
4MMar 31, 2022$748,414
4PMar 31, 2022$476,580
4QMar 31, 2022$651,680
7FMar 31, 2022$682,228
2MMar 30, 2022$549,855
4GMar 30, 2022$659,826
6NMar 30, 2022$753,505
2FMar 29, 2022$507,000
3OMar 29, 2022$572,070
4BMar 29, 2022$462,384
6JMar 29, 2022$519,308
3JMar 28, 2022$595,485
5QMar 28, 2022$628,453
2QMar 25, 2022$486,720
3FMar 25, 2022$722,958
5CMar 25, 2022$512,180
6KMar 11, 2022$957,155
Every sale: 139 recorded sales, with price and dateGet Full Access

From city records (ACRIS), through Sep 30, 2026.

Common Charges & First-Year Budget

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 128 homes.

Checked against the first full year's bill for 128 homes: 1 within 10% of the plan's estimate, 109 paid more, 18 paid less. The typical home paid 16% more than estimated.

HomePlan's estimateFirst yearCurrent
1A$3,903$4,534FY2024$6,980FY2026
2A$5,425$8,163FY2025$9,704FY2026
2B$3,638$4,227FY2024$6,507FY2026
2C$3,646$4,237FY2024$6,522FY2026
2D$5,954$6,918FY2024$10,650FY2026
2E$4,840$5,624FY2024$8,658FY2026
2F$5,249$4,155FY2023$9,388FY2026
2G$5,249$6,099FY2024$9,388FY2026
2H$4,952$5,754FY2024$8,858FY2026
2I$4,792$7,209FY2025$8,571FY2026
2J$3,943$4,581FY2024$7,053FY2026
2K$6,892$12,327FY2026
2L$5,545$6,443FY2024$9,918FY2026
2M$4,600$5,345FY2024$8,228FY2026
2N$6,098$7,086FY2024$5,454FY2026
2O$4,119$4,786FY2024$7,367FY2026
2P$3,406$3,957FY2024$6,091FY2026
2Q$4,119$4,786FY2024$7,367FY2026
2R$6,082$7,068FY2024$10,880FY2026
2S$4,600$5,345FY2024$8,228FY2026
3A$5,498$6,389FY2024$9,835FY2026
3B$3,711$4,312FY2024$6,638FY2026
3C$3,776$4,387FY2024$6,753FY2026
3D$6,027$7,003FY2024$10,781FY2026
3E$4,840$6,099FY2024$9,388FY2026
3F$5,249$6,184FY2024$9,520FY2026
3G$5,322$6,061FY2024$9,331FY2026
3H$5,217$5,624FY2024$8,658FY2026
3I$4,560$5,298FY2024$8,155FY2026
3J$4,016$3,179FY2023$7,183FY2026
3K$6,965$8,093FY2024$12,458FY2026
3L$5,619$4,448FY2023$10,050FY2026
3M$4,688$5,447FY2024$8,385FY2026
3N$6,181$4,894FY2023$11,057FY2026
3O$4,488$5,214FY2024$8,027FY2026
3P$3,406$3,957FY2024$6,091FY2026
3Q$4,488$5,214FY2024$8,027FY2026
3R$6,165$7,165FY2024$11,029FY2026
3S$4,688$5,447FY2024$8,385FY2026
4A$5,498$6,389FY2024$9,835FY2026
4B$3,711$4,312FY2024$6,638FY2026
4C$3,776$4,387FY2024$6,753FY2026
4D$6,027$4,772FY2023$10,781FY2026
4E$4,840$5,624FY2024$8,658FY2026
4F$5,249$6,099FY2024$9,388FY2026
4G$5,322$6,184FY2024$9,520FY2026
4H$5,217$6,061FY2024$9,331FY2026
4I$4,560$5,298FY2024$8,155FY2026
4J$4,016$4,666FY2024$7,183FY2026
4K$6,965$8,093FY2024$12,458FY2026
4L$5,619$4,448FY2023$10,050FY2026
4M$4,688$5,447FY2024$8,385FY2026
4N$6,181$4,894FY2023$11,057FY2026
4O$4,488$5,214FY2024$8,027FY2026
4P$3,406$3,957FY2024$6,091FY2026
4Q$4,488$5,214FY2024$8,027FY2026
4R$6,165$7,165FY2024$11,029FY2026
4S$4,688$5,447FY2024$8,385FY2026
5A$5,498$6,389FY2024$9,835FY2026
5B$3,711$4,312FY2024$6,638FY2026
5C$3,776$4,387FY2024$6,753FY2026
5D$6,027$7,003FY2024$10,781FY2026
5E$4,840$5,624FY2024$8,658FY2026
5F$5,249$6,099FY2024$9,388FY2026
5G$5,322$4,213FY2023$9,520FY2026
5H$5,217$6,061FY2024$9,331FY2026
5I$4,560$3,609FY2023$8,155FY2026
5J$4,016$4,666FY2024$7,183FY2026
5K$6,965$5,514FY2023$12,458FY2026
5L$5,619$4,448FY2023$10,050FY2026
5M$4,688$5,447FY2024$8,385FY2026
5N$6,181$7,183FY2024$11,057FY2026
5O$4,488$5,214FY2024$8,027FY2026
5P$3,406$3,957FY2024$6,091FY2026
5Q$4,488$3,553FY2023$8,027FY2026
5R$6,165$7,165FY2024$11,029FY2026
5S$4,688$3,711FY2023$8,385FY2026
6A$5,498$8,272FY2025$9,835FY2026
6B$3,711$4,312FY2024$6,638FY2026
6C$3,776$4,387FY2024$6,753FY2026
6D$6,027$7,003FY2024$10,781FY2026
6E$4,840$5,624FY2024$8,658FY2026
6F$5,249$6,099FY2024$9,388FY2026
6G$5,322$4,213FY2023$9,520FY2026
6H$5,217$6,061FY2024$9,331FY2026
6I$4,560$5,298FY2024$8,155FY2026
6J$4,016$4,666FY2024$7,183FY2026
6K$6,965$5,514FY2023$12,458FY2026
6L$5,619$6,529FY2024$10,050FY2026
6M$4,688$5,447FY2024$8,385FY2026
6N$6,181$7,183FY2024$11,057FY2026
6O$4,488$5,214FY2024$8,027FY2026
6P$3,406$3,957FY2024$6,091FY2026
6Q$4,488$5,214FY2024$8,027FY2026
6R$6,165$7,165FY2024$11,029FY2026
6S$4,688$5,447FY2024$8,385FY2026
7A$5,498$6,389FY2024$9,835FY2026
7B$3,711$4,312FY2024$6,638FY2026
7C$3,776$4,387FY2024$6,753FY2026
7D$6,027$7,003FY2024$10,781FY2026
7E$4,840$3,832FY2023$8,658FY2026
7F$5,249$6,099FY2024$9,388FY2026
7G$5,322$4,213FY2023$9,520FY2026
7H$5,217$6,061FY2024$9,331FY2026
7I$4,560$5,298FY2024$8,155FY2026
7J$4,016$4,666FY2024$7,183FY2026
7K$6,965$8,093FY2024$12,458FY2026
7L$5,619$6,529FY2024$10,050FY2026
7M$4,688$5,447FY2024$8,385FY2026
7N$6,181$7,183FY2024$11,057FY2026
7O$4,488$5,214FY2024$8,027FY2026
7P$3,406$6,091FY2026
7Q$4,488$5,214FY2024$8,027FY2026
7R$6,165$7,165FY2024$11,029FY2026
7S$4,688$3,711FY2023$8,385FY2026
8A$5,498$6,389FY2024$9,835FY2026
8B$3,711$4,312FY2024$6,638FY2026
8C$3,776$4,387FY2024$6,753FY2026
8D$6,027$7,003FY2024$10,781FY2026
8E$4,840$5,624FY2024$8,658FY2026
8F$5,249$6,099FY2024$9,388FY2026
8G$5,322$6,184FY2024$9,520FY2026
8H$5,217$6,061FY2024$9,331FY2026
8I$4,560$5,298FY2024$8,155FY2026
8J$4,016$4,666FY2024$7,183FY2026
8K$6,965$12,458FY2026
8L$5,619$6,529FY2024$10,050FY2026
8M$7,957$9,254FY2024$14,245FY2026
8N$6,543$7,609FY2024$11,713FY2026
8O$6,547$7,613FY2024$11,719FY2026
8P$7,934$9,226FY2024$14,203FY2026

The plan's estimate is the sponsor's guess for year one. The city's bill is the real one, from the Department of Finance.

Each home's estimate, city bills and tax breaksGet Full Access

Closing Costs

The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

Sponsor's counsel fee
“$1,500.00 and ACRIS preparation fee of $250.00”Paid by the purchaser to the sponsor's attorneys for the closingp. 18
Counsel's extra charges
  • “$500.00 for each adjournment”: adjournment requested or caused by Purchaser or Purchaser's lenderp. 102
Transfer taxes
Paid by the purchaserNew York City and State transfer taxes, by law the seller's, shift to the buyer in a sponsor salep. 18
Working capital
“one months' common charges then in effect for the Unit”Contribution to the condominium's working capital fundp. 10
Reserve Fund contribution
“one months' common charges then in effect for the Unit”Paid to Board of Managersp. 10

Not listed: title insurance, mortgage tax, lender fees, mansion tax.

All 5 closing costs in the plan, with their pagesGet Full Access

Amendments

Amendment 1 Jun 28, 2021

Schedule B utility expenses revised based on lower occupancy levels; management fee and reserve fund amounts updated.

  • Electricity cost revised to $74,330.00 (based on 371,650 kWh/year at $0.22/kWh)
  • Gas cost revised to $73,566.90 (based on 54,819.5 therms at $1.34/therm)
  • Water and sewer charges revised to $113,515.65 (based on 747,003 cubic feet residential + 475,950 cubic feet non-residential at $11.36/HCF)
  • Management fee budgeted at $0 for first year; sponsor will manage; anticipated $50,000 for second year
  • Reserve fund budgeted at $53,750 to reflect lower operating expenses
What the amendment changed, line by lineGet Full Access

Team

Sponsor
Rong Xin Sanford Realty LLC
Principals
Cun Long Chen, Xin Xiang Lin
Tax estimate
SJP Tax Consultants Inc.Prepared the first-year real estate tax projection
Construction lender
Cathay Bank$43 million recorded
General contractor
Green House TownHeld the general construction permit on DOB job 421642100

Zoning

Zoning district
R7-1

Today's zoning, from city data (PLUTO 26v2).

Nearby